TABLE OF CONTENTS
REPORTS OF THE STANDING COMMITTEES
AND OTHER COMMITTEES
As Considered by
The Council of the City of Toronto
on July 27, 28, 29 and 30, 1999
ETOBICOKE COMMUNITY COUNCIL
REPORT No. 10
1 15 Risdon Court - Blockage of Sewer Pipe by City Tree (Markland-Centennial)
2 Introduction of a School Bus Loading Zone Gihon Spring Drive (Rexdale-Thistledown)
3 Conversion of a Yield Control to a Stop Control Fernalroy Boulevard at Spring Garden Road
(Lakeshore-Queensway)
4 Introduction of Parking Prohibition: Coney Road Between Royal York Road and Darlington Drive
(Lakeshore-Queensway)
5 Introduction of Parking Prohibition: Wedgewood Drive (Markland-Centennial)
6 Payment-In-Lieu of Parking: Howard D. Kitchen 2954 Bloor Street West (Kingsway-Humber)
7 Application for Amendment to the Etobicoke Official Plan and Zoning Code - Storcan Self Storage One Limited
65 Kelfield Street - File No. Z-2277 (Rexdale-Thistletown)
8 Application for Amendments to the Etobicoke Zoning Code Leisureworld Inc. and Hullmark Developments Limited
Humberline Drive south of Humberwood Boulevard File No. Z-2294 and File No. Z-2295 (Rexdale-Thistletown)
9 Appeal of Committee of Adjustment Decisions
10 Naming of Private Lane - Brownstone Lane (Kingsway-Humber)
11 Implementation of Various Traffic and Parking Regulations: Waterfront Drive (Lakeshore-Queensway)
12 Fire Route - 186 Kingsview Boulevard (Kingsway-Humber)
13 By-law to Stop-Close, and Sell Part of the Mill Road Road Allowance (Markland-Centennial)
14 By-Law Stop-Close, and Sell Part of the Lane east of Cordova Avenue, at the rear of 4879 to 4895 Dundas Street West,between Parts 1 and 2 on Plan 64R-7692 (Kingsway-Humber)
15 By-law to Stop-Close, and Sell Part of the Government Road Road Allowance (Kingsway-Humber)
16 Centennial Park Golf Course (Markland-Centennial)
17 Etobicoke Multicultural and Race Relations Committee Appointment of Community Resource Members as Full Members and Six-month Workplan and Budget
18 Other Items Considered by the Community Council
City of Toronto
REPORT No. 10
OF THE ETOBICOKE COMMUNITY COUNCIL
(from its meeting on July 15, 1999,
submitted by Councillor Mario Giansante, Chair)
As Considered by
The Council of the City of Toronto
on July 27, 28, 29 and 30, 1999
1
15 Risdon Court - Blockage of Sewer Pipe by City Tree
(Markland-Centennial)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (June 22, 1999) from the Commissioner, Economic Development, Culture and Tourism:
Purpose:
Staff has been requested to report on the property owner's request to have the City tree fronting 15 Risdon Court removed as a permanent solution to tree roots blocking his sewer.
Source of Funds:
A maximum of $1500.00 for drain replacement under the City's new Drain Grant Program, which is a cost sharing program.
Recommendations:
It is recommended that:
(1) no City trees are removed related to this request;
(2) the property owner pursue replacement of the sewer as the preferable long term solution to roots blocking the sewer; and
(3) the property owner contact Mr. Bruce Grainger at 394-8454 if he wishes to pursue funding under the City's Drain Grant Program.
Council Reference/Background/History:
A letter to Etobicoke Community Council from Mr. W. Stevenson, of 15 Risdon Court, dated May 3, 1999 requesting a long-term solution to tree roots clogging his sewer.
Comments and/or Discussion and/or Justification:
Tree roots are usually found in the top 30 cm of soil, well clear of sewer lines. However, moisture leaking from a broken sewer may attract tree roots and cause a blockage.
Two City-owned, 16 metre tall, Norway maple trees are located in close proximity to the sanitary clean out for 15 Risdon Court. One tree fronts 15 Risdon Court and the other fronts number 17. Staff inspected these trees on May 20, 1999. Both trees are in good condition and do not merit removal. Mr. Stevenson advised staff that he did not necessarily want trees removed, but rather a long-term solution to the repeating sewer blockage problem.
Tree roots blocking broken sewer lines are a common problem throughout the City.
Conclusions:
Qualifying City trees for removal on the basis of their roots blocking sewer lines, will set a precedent which will qualify thousands of trees for removal.
Sewer replacement provides a long-term solution that permits retention of trees.
Contact Name:
Dean Hart, Manager of Technical Services & Urban Forestry, West District
(416) 394-8549
(A copy of the communication from Mr. W. Stevenson, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting of July 15, 1999, and a copy is on file in the office of the City Clerk.)
--------
Mr. and Mrs. W. Stevenson appeared before the Etobicoke Community Council in connection with the foregoing matter.
2
Introduction of a School Bus Loading Zone
Gihon Spring Drive (Rexdale-Thistledown)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 15, 1999) from the Director, Transportation Services, District 2:
Purpose:
To propose the introduction of a school bus loading zone on Gihon Spring Drive to service St. Angela Catholic School.
Funding Sources:
The funds associated with the installation of the appropriate regulatory signage are contained in the Transportation Services Division's Operating Budget.
Recommendations:
It is recommended that:
(1) a school bus loading zone be installed on the south side of Gihon Spring Drive to serviceSt. Angela Catholic School; and
(2) the appropriate City Officials be requested to take whatever action is necessary to give effect to the foregoing, including the introduction in Council of any bills that may be required.
Background:
In February 1999, correspondence was received from Mrs. M. Tanzini, Principal, St. Angela Catholic School requesting that "... a school bus loading zone be installed on the south side of Gihon Spring Drive to service St. Angela Catholic School." (Attachment No. 1). This bus loading zone is required to meet the needs of children attending St. Angela Catholic School.
Discussion:
Gihon Spring Drive between Mount Olive Drive and Kidron Valley Drive is a two-lane roadway; with a sidewalk on both sides of the street. The parking and stopping regulations on Gihon Spring Drive are as follows:
(a) "No Parking, 8:00 a.m. to 5:00 p.m., Monday to Friday" on the south side of Gihon Spring Drive between Mount Olive Drive and a point 176.0 metres east thereof; and
(b) "No Stopping, 8:00 a.m. to 5:00 p.m., Monday to Friday" on the north side of Gihon Spring Drive between Mount Olive Drive and a point 176.0 metres east thereof.
A map of the area is Attachment No. 2.
Section 175 of the Highway Traffic Act, R.S.O. 1990, requires that every school bus operator who is about to stop on a highway for the purposes of receiving or discharging children shall activate, and while stopped, continue to activate the vehicle's overhead red signal lights and stop arm until all passengers having to cross the highway have completed the crossing. Section 175 also provides that, when this safety equipment is activated, all motorists must stop their vehicle before reaching the bus and shall not proceed until the bus moves or the overhead signal lights have stopped flashing.
Ontario Regulation 615 of the Highway Traffic Act states that a School Bus Loading Zone may be designated to one side of the roadway, on the side, which the school is located. The purpose of a school bus loading zone is to provide a reserved area where school buses can receive or discharge passengers without activating the overhead flashing lights. School Bus Loading Zones are primarily used in urban areas, where children are not required to cross the street to access the bus.
Conclusions:
The Toronto Catholic District School Board has confirmed that students are not required to cross Gihon Spring Drive at this location. As a result, the activation of the safety equipment is not necessary to ensure pedestrian safety. Therefore, the implementation of a school bus loading zone at this location would improve traffic conditions on Gihon Spring Drive without compromising the safety of students at St. Angela Catholic School.
Based on the staff examination of this matter and the favourable support of St. Angela's Catholic School Administration and Parents Association, Council's endorsement of the recommendations contained herein would be appropriate.
Contact Name:
Karen Kirk, C.E.T, Parking Co-ordinator, Transportation Services Division - District 2
(416) 394-8419; Fax 394-8942
(A copy of each of Attachments Nos. 1-2, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting on July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
3
Conversion of a Yield Control to a Stop Control
Fernalroy Boulevard at Spring Garden Road
(Lakeshore-Queensway)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 15, 1999) from the Director, Transportation Services Division, District 2:
Purpose:
To implement a stop control on Fernalroy Boulevard at Spring Garden Road.
Funding Sources:
The funds associated with the installation of the regulatory signs are contained in the Transportation Services Division's Operating Budget.
Recommendations:
It is recommended that:
(1) the yield control currently existing on Fernalroy Boulevard at Spring Garden Road be converted to a stop control; and
(2) the appropriate City Officials be requested to take whatever action is necessary to give effect to the foregoing, including the introduction in Council of any bills that may be required.
Background:
At the Etobicoke Community Council meeting of Wednesday, June 23, 1999, in connection with a report entitled "Traffic Concerns: Fernalroy Boulevard Between Islington Avenue (Spring Garden Road) and Norseman Street", staff was directed to implement a stop control on Fernalroy Boulevard at Spring Garden Road. In accordance with the Council directive, the purpose of this report is to obtain Council approval to effect the change in the regulatory condition at the intersection.
Discussion:
Spring Garden Road and Fernalroy Boulevard are 2-lane local residential streets. Fernalroy Boulevard connects with Spring Garden Road in a "Y"configuration. The intersection is controlled by way of a yield control on the Fernalroy Boulevard approach to Spring Garden Road. See map, Attachment No 1. Traffic volumes on both Spring Garden Road and Fernalroy Boulevard are very low. (Attachment No. 2). A review of collision statistics for 10 years (1988-1998) revealed no reported incidences.
The intersection of Fernalroy Boulevard and Spring Garden Road has been operating effectively, efficiently and safely for many years. However, to alleviate the concerns of some members of the community and certain members of Council, the yield control at this intersection can be converted to a stop control as a means of providing a clearer message to drivers and a means of proving better traffic management.
Conclusions:
The implementation of a stop control on Fernalroy Boulevard at Spring Garden Road will allow for better traffic management at the intersection. Adoption of this report by City Council will authorize staff to take the appropriate action to give effect to this traffic control.
Contact Name:
Dominic Gulli, Manager, Traffic Operations - District 2
(416) 394-8409; Fax (416) 394-8942.
(A copy of each of Attachments Nos. 1-2, referred to in the foregoing report, was forwarded to all Members of Council with the Agenda for the Etobicoke Community Council meeting of July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
4
Introduction of Parking Prohibition:
Coney Road Between Royal York Road and Darlington Drive
(Lakeshore-Queensway)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 15, 1999) from the Director, Transportation Services, District 2:
Purpose:
To propose the introduction of a "No Parking, 8:00 a.m. to 5:00 p.m., Monday to Friday" prohibition for both sides of Coney Road between Royal York Road and Darlington Drive.
Funding Sources:
The funds associated with the introduction of the appropriate regulatory signage are contained in the Transportation Services Division's Operating Budget.
Recommendations:
It is recommended that:
(1) parking be prohibited between 8:00 a.m. to 5:00 p.m., Monday to Friday on both sides of Coney Road between Royal York Road and Darlington Drive; and
(2) the appropriate City Officials be requested to take whatever action is necessary to give effect to the foregoing, including the introduction in Council of any bills that may be required.
Background:
In April 1999, correspondence was received from Melanie Ishmael, 1 Coney Road (Attachment No. 1) inquiring about the feasibility of prohibiting parking between 8:00 a.m. to 5:00 p.m., Monday to Friday, for both sides of Coney Road between Royal York Road and Darlington Drive.
In response to this request, staff sent survey/questionnaires by first class mail to the five (5) affected residents of Coney Road between Royal York Road and Darlington Drive to obtain their views on this proposal (Attachment No. 2). There were five (5) responses to the poll: all unanimously supporting the introduction of a daytime parking prohibition on this section of Coney Road. A map of the area is Attachment No. 3.
Comments:
Coney Road between Royal York Road and Darlington Drive is a two-lane roadway; with a sidewalk on both sides of the street. Parking is currently permitted for a maximum period of three hours. Land use in the immediate vicinity is predominantly residential.
The primary factor contributing to the high incidence of on-street parking on Coney Road between Royal York Road and Darlington Drive is the close proximity of this street to Bishop Allen Academy located on the east side of Royal York Road opposite Coney Road. The students of Bishop Allen Academy park on Coney Road rather than using the parking facilities provided at the school. At many times, vehicles are parked on both sides of Coney Road between Royal York Road and Darlington Drive, however, usually not in excess of the three hour maximum limitation.
Conclusions:
Based on the staff examination of this matter and the favourable consensus of the affected residents, Council's endorsement of the recommendation contained herein would be appropriate.
Contact Name:
Karen Kirk, C.E.T., Parking Co-ordinator, Transportation Services Division - District 2
(416) 394-8419; Fax (416) 394-8942.
(A copy of each of Attachments Nos. 1-3, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting of July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
5
Introduction of Parking Prohibition:
Wedgewood Drive (Markland-Centennial)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 15, 1999) from the Director, Transportation Services, District 2:
Purpose:
To propose the introduction of a "No Parking Anytime" prohibition for the east side of Wedgewood Drive between Burnhamthorpe Road and Goswell Road.
Funding Sources:
The funds associated with the introduction of the appropriate regulatory signage are contained in the Transportation Services Division's Operating Budget.
Recommendations:
It is recommended that:
(1) the "No Parking, 6:00 p.m. to 10:00 p.m., Monday to Friday" and the "No Parking, 6:00 a.m. to 12:00 p.m., Saturday and Sunday" prohibitions on the east side of Wedgewood Drive between Burnhamthorpe Road and Goswell Road, be rescinded;
(2) parking be prohibited at all times on the east side of Wedgewood Drive between Burnhamthorpe Road and Goswell Road; and
(3) the appropriate City Officials be requested to take whatever action is necessary to give effect to the foregoing, including the introduction in Council of any bills that may be required.
Council Reference:
In April 1999, an Email was received from Councillor Dick O'Brien's office (Attachment No. 1) requesting that staff poll the residents of Wedgewood Drive between Burnhamthorpe Road and Goswell Road to obtain their opinion on prohibitting parking on both sides of Wedgewood Drive between Burnhamthorpe Road and Goswell Road, in order to better manage parking conditions on this section of road.
Comments:
In response to this request, staff sent survey/questionnaires by first class mail to the eighteen (18) affected residents of Wedgewood Drive between Burnhamthorpe Road and Goswell Road to obtain their views on this proposal (Attachment No. 2). The following chart summarizes the results of this poll.
|
BLOCK |
# of Letters Delivered | # of Letters Returned | In Favour | Opposed |
| Burnhamthorpe Rd. - Goswell Rd. | 18 | 13 | 10 | 3 |
A map of the area is Attachment No. 3.
Wedgewood Drive between Burnhamthorpe Road and Goswell Road is a two-lane roadway. Land use in the immediate vicinity is predominantly residential. The parking regulations on this section of Wedgewood Drive are as follows:
(a) "No Parking Anytime" on the west side of Wedgewood Drive between Burnhamthorpe Road and Goswell Road;
(b) "No Parking, 6:00 p.m. to 10:00 p.m., Monday to Friday" on the east side of Wedgewood Drive between Burnhamthorpe Road and Swan Avenue; and
(c) "No Parking, 6:00 a.m. to 12:00 p.m., Saturday and Sunday" on the east side of Wedgewood Drive between Burnhamthorpe Road and Swan Avenue.
Council, for the former City of Etobicoke, at its meeting held on October 16, 1995, approved By-Law No. 1995-179 that prohibited parking between 6:00 p.m. to 10:00 p.m., Monday to Friday and between 6:00 a.m. to 12:00 p.m., Saturday and Sunday. This was the result of a petition submitted by the residents of Wedgewood Drive regarding parking on the street and the activities that took place at Inglesia ni Cristo Church.
The parishioners of this church have no regard for the current parking regulations. At many times, vehicles are parked on both sides of Wedgewood Drive between Burnhamthorpe Road and Goswell Road, many facing the wrong direction, and blocking driveways, impeding traffic flow for both passenger and emergency vehicles (Attachment No. 4).
Conclusions:
Based on the staff examination of this matter and the favourable consensus of the affected residents, Council's endorsement of the recommendation contained herein would be appropriate.
Contact Name:
Karen Kirk, C.E.T., Parking Co-ordinator, Transportation Services Division - District 2
(416) 394-8419; Fax (416) 394-8942.
(A copy of each of Attachments Nos. 1-4, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting of July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
6
Payment-In-Lieu of Parking: Howard D. Kitchen
2954 Bloor Street West (Kingsway-Humber)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 15, 1999) from the Director, Transportation Services Division, District 2:
Purpose:
The subject of this report is to seek Council's approval to exempt the applicant from the Etobicoke Zoning Code requirement of nine additional vehicle parking stalls.
Funding Sources:
Council's approval of this application will provide the City of Toronto with an $18,000.00 payment-in-lieu of parking, and a $200.00 application processing fee.
Recommendation:
It is recommended that Council approve this application.
Background:
The site is located at 2954 Bloor Street West, and currently consists of a vacant one-storey commercial building with 212.5 mē of gross floor area (Attachment No. 1). The building was previously occupied by a bank. The applicant proposes to renovate the existing building, and introduce a one-storey addition to the rear of the building, which will increase the gross floor area to a total of 378.82 mē. The proposed expansion will eliminate the existing four-space parking area, located in the rear yard of the building, adjacent to the existing public lane.
Ultimately, the applicant proposes to lease this building to the Liquor Control Board of Ontario in order to expand the existing operation of their adjacent store at 2948 Bloor Street West.
Comments:
The Urban Planning and Development Services Department informed the applicant that the proposed expansion of the subject building requires nine additional vehicle parking stalls. The site can not accommodate the nine parking stalls. On this basis, the applicant requests an exemption from the parking provisions of the Etobicoke Zoning Code, under the terms and conditions of Etobicoke's payment-in-lieu of parking policy (Attachment No. 2).
Traffic Planning staff advised the applicant that we could not technically support a Committee of Adjustment parking variance at this location, and that the only reasonable recourse was through an application to Council requesting consideration under the terms and conditions of Etobicoke's payment-in-lieu of parking policy.
In correspondence dated June 8, 1999, the President of the Kingsway Business Improvement Area outlined his organization's support for the above-noted application (Attachment No. 3).
Conclusions:
At its meeting of October 28-30, 1998, City of Toronto Council received a report dated September 10, 1998, from the Commissioners of Works and Emergency Services Department, and Urban Planning and Development Services Department entitled "Cash Payment-in-lieu of Parking Related to Development Applications (all Wards)." The report provided Council with background information, and a summary of current payment-in-lieu of parking policies that exist in the former municipalities. This recommended that both departments be requested to report jointly, at the appropriate time, with regard to consolidating payment-in-lieu of parking policies and practices. Council directed that until such time as a joint report on a 'harmonized' payment-in-lieu of parking policy is received, the Commissioners of both Departments are to ensure that: ". . . the current practices outlined in the joint report dated September 10, 1998, . . . are being followed in the former Area Municipalities." This application is made according to Council's directive.
In the opinion of staff, the applicant's request for exemption to the provision of nine additional vehicle parking stalls is acceptable. The nine stall parking shortfall will not have a significant impact on parking conditions in the immediate area; therefore, staff concludes that Council can grant the requested exemption, subject to the usual conditions.
Council has authority under Section 40 of the Planning Act, R.S.O. 1990, Chapter 13, to require the payment of monies by an applicant where it is considered appropriate to exempt a project from all, or part, of the Etobicoke Zoning Code parking requirements.
Should Council concur with the application of the policy at this location, we will require that the applicant make a payment of $18,000.00 for the nine stall parking shortfall before issuance of a building permit.
Contact Name:
Mr. J. Mariconda, Transportation Engineer/Co-ordinator - District 2
(416) 394-8417; Fax (416) 394-8942.
(A copy of Attachments Nos. 1-3, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting of July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
7
Application for Amendment to the Etobicoke Official Plan and
Zoning Code - Storcan Self Storage One Limited
65 Kelfield Street - File No. Z-2277 (Rexdale-Thistletown)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council after considering the report (July 15, 1999) from the Director of Community Planning, West District, and for the reason that the proposal is an appropriate use of the lands, recommends that the application by Storcan Self Storage One Limited to amend the Etobicoke Official Plan and Zoning Code to permit vacant Ontario Hydro lands at 65 Kelfield Street to be developed with a range of industrial uses, including a mini-storage, be approved, subject to the conditions outlined in the referenced report.
The Etobicoke Community Council reports having held a statutory public meeting in accordance with Sections 17 and 34 of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder.
The Etobicoke Community Council submits the following report (July 15, 1999) from the Director of Community Planning, West District:
Purpose:
To consider a site specific proposal for amendments to the Etobicoke Official Plan and Zoning Code to permit vacant Ontario Hydro lands to be developed with a range of industrial uses, including a mini-storage warehouse.
Funding Sources, Financial Implications and Impact Statement:
City Funding is not required. There are no impacts on capital or operating budgets.
Recommendations:
It is recommended that:
(1) City Council approve the application by Storcan Self Storage One Limited for amendments to the Etobicoke Official Plan and Zoning Code, subject to the conditions outlined in the conclusion to this report.
(2) Subject to the conditions set out in this report, that by-laws to implement the Official Plan and Zoning By-law amendments be introduced to City Council.
Background:
On October 21, 1998, Storcan Self Storage One Limited submitted an application to amend the Etobicoke Official Plan and Zoning Code to permit vacant Ontario Hydro lands to be developed with a range of industrial uses, including a mini-storage warehouse. A preliminary report on the application was forwarded to Etobicoke Community Council on November 12, 1998. The applicant submitted additional required information in support of the application on May 26, 1999.
Discussion
Site Description and Surrounding Uses:
The subject site is located on the south side of Kelfield Street and comprises former Ontario Hydro lands that are vacant. The lands on the north side of Kelfield Street are undeveloped and zoned Class 2 Industrial (I.C2). A hydro corridor is also located on the north side of Kelfield Street. Highway 401 is located immediately to the south. To the east, lands are zoned Class 1 Industrial (I.C1) and have been developed with an industrial building. The lands immediately surrounding the site are owned by Ontario Hydro and are occupied by hydro facilities and transmission towers (Exhibit No. 1).
Proposal:
Storcan Self Storage One Limited is the prospective owner of approximately 4.04 ha (9.97 ac) of land currently owned by Ontario Hydro situated on the south side of Kelfield Street, between existing Ontario Hydro facilities and Highway 401. The applicant is requesting site specific amendments to the Etobicoke Official Plan and Zoning Code to redesignate the lands from Utility to Industrial and Class 1 Industrial (I.C1), respectively, to permit them to be developed with a range of industrial uses. In the event that their application to amend the Etobicoke Official Plan and Zoning Code is approved, the applicant would proceed to the Committee of Adjustment for a severance to legally establish the development parcel.
The applicant intends to develop a mini-storage warehouse facility on the westerly portion of the site with legal frontage and access on Kelfield Street (see Parcel 'A' - Exhibit No. 2). The lands shown as Parcel 'C' would be available for the applicant's use as a second driveway through a right-of-way agreement with Ontario Hydro and are to be deeded to the applicant within three years from the date of closing of the real estate transaction. At that time, the applicant intends to sever the lands in order to create a second development parcel (Parcel 'B') through a second consent application to the Committee of Adjustment. The future development parcel would have legal frontage and separate access on Kelfield Street via Parcel 'C' and would be developed in accordance with the proposed Class 1 Industrial (I.C1) zoning. The lands conveyed to the applicant by Ontario Hydro, including both driveways, are subject to easements in favour of Ontario Hydro, including all existing easements, rights, licenses and encroachments.
The proposed development on Parcel 'A' would consist of nine mini-storage warehouse buildings with a total gross floor area of 11 356 sq. m. (122,239 sq. ft.). Buildings 1 through 7 would be one-storey in height. Building 1 would contain an administrative office component for the storage business. Buildings 8 and 9 would be two and three storeys in height, respectively. Customer parking would be provided adjacent to Building 1 (Exhibit No. 3).
Exhibit No. 1 is a map showing the location of the subject property and surrounding zoning. Exhibit No. 2 illustrates the proposed development parcels. Exhibit No. 3 is a reduction of a site plan for the proposed mini-storage warehouse complex. A summary of information provided by the applicant is listed in Table No. 1.
Table No. 1
Site Statistics
| Official Plan
Existing Requested |
Utility
Industrial |
| Zoning
Existing Requested |
Utility (U)
Class 1 Industrial (I.C1) - Site Specific |
| Site Area
Parcel 'A' Parcel 'B' Total Parcel 'C' (to be acquired) |
1.92 ha (4.73 ac)
2.12 ha (5.24 ac) 4.04 ha (9.97 ac) 0.29 ha (0.73 ac) |
| Gross Floor Area - Parcel 'A'
Building 1 Building 2 Building 3 Building 4 Building 5 Building 6 Building 7 Building 8 Building 9 Total Parcel 'B' |
527 mē ( 5,677 sq. ft.)
764 mē ( 8,223 sq. ft.) 650 mē ( 7,000 sq. ft.) 782 mē ( 8,426 sq. ft.) 689 mē ( 7,423 sq. ft.) 509.mē ( 5,483 sq. ft.) 743 mē ( 7,992 sq. ft.) 1,650 mē ( 17,761 sq. ft.) 5,040 mē ( 54,252 sq. ft.) 11,354.mē (122,217 sq. ft.) N/A (Future Development) |
| Floor Space Index | 0.70 |
| Building Coverage | 44% |
| Paved Area | 36% |
| Landscape Area | 20% |
| Building Heights
Buildings 1 through 7 Buildings 8 and 9 |
1-storey
2 and 3 storeys, respectively |
| Parking Required
1 space per 100 mē of gross floor area |
114 spaces |
| Parking Provided
0.55 spaces/100 mē of gross floor area |
62 spaces |
Official Plan and Zoning Code:
Official Plan:
The subject lands are designated Utility within the Etobicoke Official Plan. Section 4.10.4 of the Plan provides that where Utility designations become available for development, they may be zoned for development in accordance with the adjacent land use designation without an amendment to the Plan, subject to Section 4.10.5. Notwithstanding this provision, Storcan Self Storage One Limited has requested that the property be redesignated from Utility to Industrial in order to more closely align with the proposed Class 1 Industrial (I.C1) zoning.
Section 4.7.11 of the Plan requires that any proposal to add an industrial designation be evaluated on the basis of: the impact on and compatibility with the land surrounding the subject land use; the viability of the remainder of the lands to be left in their current designation and used for that designated purpose; and, the adequacy of the transportation network, particularly the local road system, to accommodate additional traffic volumes, if such are contemplated.
Section 4.10.5 of the Plan requires that, prior to approving an amendment to redesignate a Utility designation to accommodate development, Council shall: consider the feasibility of acquiring lands which have been declared surplus by the authority involved for housing or to fulfill the objectives of the Municipal Open Space and Recreation Master Plan; be satisfied that the proposed uses may be developed without environmental or safety hazards resulting from the previous or existing utility use of the property; and, be satisfied that the proposed use is compatible with the surrounding land uses and within the intent of the Plan.
Staff have had regard for the criteria contained in Sections 4.7.11 and 4.10.5 of the Etobicoke Official Plan for redesignating the lands from Utility to Industrial to permit industrial development. Based on the result of the evaluation, which is attached as Exhibit No. 4, the proposed site-specific amendment from Utility to Industrial is considered appropriate.
Zoning Code:
The subject site is presently zoned Utility (U) which permits agricultural, recreational, and public uses, including Ontario hydroelectric power facilities. The proposed mini-storage warehouse use and other industrial uses typically found within Class 1 Industrial (I.C1) zones are not permitted. A Site-specific amendment to the Zoning Code is therefore necessary.
The amending by-law should set out the development parcels reflected in Exhibits Nos. 2 and 3. An amendment to Section 304-36 D. (1) of the Etobicoke Zoning Code would be required to permit the applicant to construct Building 7 one metre (3 ft.) from the northerly side property line. An amendment to Section 304-36 H. (1) of the Code would also be required to eliminate the need for truck loading spaces in connection with the proposed mini-storage warehouse buildings.
The development of Parcel 'B' would be subject to the Class 1 Industrial (I.C.1) provisions of the Etobicoke Zoning Code.
Agency Comments:
The Ministry of Municipal Affairs, the Fire Services staff, and Realty Services staff have no objections to the proposed amendments. No comments have been received from Parks and Recreation Services, to date.
Community Planning staff consider the reduced westerly side yard setback for Building 7 to be appropriate in light of the abutting Hydro transmission facilities. Traffic Planning staff have advised verbally that, given the nature of the proposed mini-storage warehouse, they have no objection to the applicant's request to amend the Etobicoke Zoning Code requirement that one 16.5 m (54 ft.) long truck loading space be provided for each mini-storage building exceeding 500 mē.
Community Planning staff have advised the applicant that any future consent application for the purpose of creating Parcel 'B' would only be supported in the event that legal frontage and individual access is established. Urban Design staff have no particular design or architectural concerns at this time. The applicant would be required to submit detailed site, landscape, and elevation plans as part of the Site Plan Control Approval process.
Traffic Planning staff of the Works and Emergency Services Department have advised that, based on Zoning Code requirements, a total of 114 parking spaces are required for the proposed mini-storage warehouse facility whereas only 62 are proposed. Traffic Planning staff are of the opinion that uses of this type typically generate a low level of customer parking demand and that staffing for the facility will be minimal. Based on the anticipated parking demand, Traffic Planning staff believe that the proposed parking ratio of 0.55 spaces/100 mē (1,076 sq. ft.) is more than adequate for the proposed mini-warehouse development on Parcel 'A'. The applicant will be required to address City requirements with respect to grading, asphalting, and delineating the proposed internal vehicular circulation driveway as part of the Site Plan Control process (Exhibits Nos. 5 and 5a).
Development Engineering Services staff of the Works and Emergency Services Department have no objection to the requested amendments. The developer will be financially responsible for all work within the road allowance including any costs arising from the relocation and removal of existing services and utilities. The developer will be required to apply to the Works and Emergency Services Department for the installation of the service connections within the road allowance, along with a plan showing the proposed connections.
Works and Emergency Services Department records show that there are easements for oil pipelines running adjacent to Kelfield Street and the applicant will be required to contact the respective oil companies for any necessary approval and/or clearances with respect to the proposed driveway crossings.
At the time of preparation of this report, the environmental report submitted in support of the subject application was under review by the Environmental Engineering Section of the Works and Emergency Services Department (Exhibits Nos. 6 and 6a).
Community Planning staff recommend that, prior to passing by-laws related to the proposed Official Plan and Zoning Code amendments, confirmation be provided by Works and Emergency Services staff that any environmental issues have been satisfactorily addressed and clearances from the respective oil companies obtained.
The Ministry of Transportation (MTO) has advised that they have no objection in principle to the proposed rezoning, subject to the applicant obtaining all necessary permits from the MTO prior to any development of the subject lands (Exhibit No. 7).
Toronto Hydro Electric Commission has advised that it has no objection to the proposed amendments. As part of the Site Plan Control process, the applicant will be required to address matters set out in Exhibit No. 8 of this report.
Bell Canada has advised that the owner will be required to grant any easements that may be required for telecommunication services. As part of the Site Plan Control process, the applicant will be required to address the requirements set out in Exhibit No. 9 of this report.
Parkland Contribution:
As the proposed mini-storage warehouse facility exceeds 929 mē (10,000 sq. ft.) in gross floor area, the payment of 2 percent cash-in-lieu of parkland contribution would be required, prior to the issuance of any building permit(s).
Conclusion:
The subject property is composed of surplus Ontario Hydro land that is surrounded by lands that are designated for industrial purposes. Planning staff have evaluated the proposed amendments within the context of Official Plan policies and are of the opinion that the proposed industrial development would be appropriate, subject to the following conditions to approval.
Conditions to Approval:
(1) Prior to the enactment of the Official Plan Amendment and Zoning By-law, confirmation be received from Works and Emergency Services staff that any environmental issues have been satisfactorily addressed, and that clearance be obtained from the respective oil companies regarding the proposed driveway crossings.
(2) Fulfillment of the following conditions prior to the enactment of an amending by-law:
(i) Receipt of satisfactory comments from Parks and Recreation Services.
(ii) Confirmation that the Committee of Adjustment has given consent to create development Parcel 'A' and that any conditions to approval have been fulfilled.
(3) The amending by-law shall rezone the subject lands from Utility (U) to Class 1 Industrial (I.C1), subject to the following provisions:
(i) Development of Parcels 'A' and 'B' shall be in accordance with the Class 1 Industrial (I.C1) provisions of the Etobicoke Zoning Code.
(ii) Notwithstanding Sections 3. (i) of the by-law and 320-18 F. (2) of the Etobicoke Zoning Code, a minimum of 62 parking spaces, including at least one handicapped space located as close to the principal office building entrance, shall be provided on Parcel 'A' if the lands are developed for mini-storage warehouse purposes.
(iii) Notwithstanding Sections 3. (i) of the by-law and 304-36 D. (1) of the Etobicoke Zoning Code, Building 7 as depicted on Schedule 'B' of this by-law shall maintain a minimum setback of 1 metre from the northerly side property line.
(iv) Notwithstanding Sections 3. (i) of the by-law and 304-36 H. (1) of the Etobicoke Zoning Code, no off-street loading spaces are required for mini-storage warehouse buildings constructed on Parcels 'A' or 'B'.
4. Further detailed consideration of the proposed development under the Site Plan Control provisions to include, inter alia, the signing of a Site Control Agreement and payment of financial guarantee and applicable development charges and cash-in-lieu of parkland.
Contact Name:
Brian van den Brink, Planner, Community Planning, West District
Telephone: (416)394-8239; Fax: (416)394-6063
(A copy of Exhibits Nos. 4-9, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting of July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
Insert Table/Map No. 1
Community Planning West District
Insert Table/Map No. 2
Community Planning West District
Insert Table/Map No. 3
Community Planning West District
8
Application for Amendments to the Etobicoke Zoning Code
Leisureworld Inc. and Hullmark Developments Limited
Humberline Drive south of Humberwood Boulevard
File No. Z-2294 and File No. Z-2295 (Rexdale-Thistletown)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council after considering the written submission filed and the report (June 14, 1999) from the Director of Community Planning, West District, and for the reason that the proposal is an appropriate use of the lands, recommends that:
(1) the applications by Leisureworld Inc. and Hullmark Developments Limited to amend the Etobicoke Zoning Code to permit a 120-room nursing home facility and 63 freehold/condominium townhouses on the west side of Humberline Drive, south of Humberwood Boulevard, be approved, subject to the conditions outlined in the referenced report; and
(2) the communication (July 14, 1999) from Hullmark Developments Ltd. requesting opportunity to make further submissions regarding condition (15) and Recommendation 3 prior to building permit application, be received.
The Etobicoke Community Council reports having held a statutory public meeting in accordance with Section 34 of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder.
The Etobicoke Community Council submits the following report (June 14, 1999) from the Director of Community Planning, West District:
Purpose:
To consider two applications to amend the Zoning Code, the first by Leisureworld Inc., to permit a 120-room nursing home facility and the second by Hullmark Developments Limited, to permit 63 freehold/condominium townhouses, on the west side of Humberline Drive south of Humberwood Boulevard.
Funding Sources, Financial Implications and Impact Statements:
The applicant, Hullmark, has paid the required application fee under protest. This matter is discussed more fully in the "Other Considerations" section of this report.
There are no impacts on capital or operating budgets.
Recommendations:
(1) That City Council approve the applications by Leisureworld Inc., and by Hullmark Developments Limited, subject to holding a Public Meeting to obtain the views of interested parties;
(2) Subject to the conditions set out in this report, that appropriate zoning by-laws be introduced to City Council; and
(3) That City Council not support a reduction in the application fee for this proposal.
Background:
This vacant site was previously approved in 1992, for development by Hullmark Developments Limited with 275 apartment units in two apartment buildings on Parcel 'B' and 42 townhouses on Parcel 'A', see Exhibit No.1.
Proposal:
It is now proposed to develop a 3-storey, 120-room (160 bed ) long-term care facility (nursing home) on Parcel 'B' and 63 freehold/condominium townhouses on Parcel 'A'. The boundary line between the parcels is to be altered and the intent is to sever the parcels. Access to both parcels is to be from Humberline Boulevard. The tenure of the townhouses is to be a combination of freehold and condominium. The individual units and lots will be privately owned, however, the remainder of the townhouse parcel, including roads, sidewalks, and visitor parking area, is to be in common condominium ownership. This type of condominium corporation is expected to be permitted under the new Condominium Act.
A small triangular shaped play area is proposed in the centre of the townhouse parcel. That area is bounded on two sides by visitor parking. See Exhibit 2.
Exhibits 2 and 3 are reductions of the site plan and elevations for the proposed townhouses and, Exhibits 4 and 5 are reductions of the site plan and elevations for the proposed long-term care facility.
Proposal Details:
Site Area (Total) 2.6 ha 6.5 ac
Parcel 'A' 1.8 ha 4.5 ac
Parcel 'B' 0.8 ha 2.0 ac
Gross Floor Area:
Parcel 'A' 18360 mē 197,632 sq. ft.
Parcel 'B' 8185 mē 88,105 sq. ft.
Floor Space Index:
Parcel 'A' 0.51
Parcel 'B' 1.01
Coverage:
Parcel 'A' 6097 mē 65,630 sq. ft. ( 33.3% )
Parcel 'B' 2525 mē 27,180 sq. ft. ( 31.2% )
Building Height:
Parcel 'A' 9.6 m 31.5 ft.
Parcel 'B' 14 m 46.0 ft.
Landscape Area:
Parcel 'A' 7460 mē 80,301 sq. ft. ( 40% )
Parcel 'B' 3650 mē 39,290 sq. ft. ( 45% )
Parking Required:
Parcel 'A' 101 spaces
Parcel 'B' 40 spaces
Parking Provided:
Parcel 'A' 142 spaces, including 16 visitor spaces.
Parcel 'B' 40 spaces, including 6 handicap spaces.
Comments:
Official Plan:
The site is designated High Density Residential in the former Etobicoke Official Plan, which permits nursing homes and townhouses. The site is adjacent to the Humber Valley and located in the Valley Impact Zone. Therefore it is subject to a 10 m building setback from the top-of-bank as required by section 6.1 of the Official Plan. These applications meet the setback requirements.
Section 6.1.10 outlines further Valleyland Policies concerning site plan control matters which will be addressed in the conditions to site plan approval.
Zoning Code:
The site is zoned Sixth Density Residential ( R6 ) in the former Etobicoke Zoning Code. Site Specific By-law 1992-68 restricts the use of Parcel 'A' to a maximum of 42 townhouses and Parcel 'B' to a maximum of 275 apartments in two apartment buildings. By-law 1992-68 also provides development standards for each parcel. An amendment is required to permit the nursing home and the increase in the number of townhouses. The amending by-law(s) will also revise some of the development standards applicable to each parcel. Since the intent is to sever the parcels, staff suggest separate by-laws for each parcel.
Agency Comments:
The Technical Services Division of Works and Emergency Services advises that water, storm and sanitary services are available. Leisureworld is required to submit a soil/groundwater report for peer review. As conditions of site plan approval for each proposal, this Division will require: an application for and a plan of proposed service connections; a stormwater management report; a lot grading plan; the applicant to enter an agreement with the City and post bonding to ensure completion of the grading and other services.
The Transportation Services Division of Works and Emergency Services advises that the volume of traffic from these proposals will not impact the operation or level-of-service of the abutting road network. With respect to the townhouse proposal, the 6.0 m driveway length is 0.5 m below standard but is acceptable. Other requirements will be addressed at site plan approval.
The Toronto Region Conservation Authority requires a permit to place or dump fill and the buildings to be setback a minimum of 10 m from the top of bank.
The Toronto District School Board advises that students from this development can be accommodated at West Humber Collegiate Institute but alternative arrangements may be required once the local school(s) reach capacity. Students cannot be accommodated at Humberwood Downs Junior-Middle Academy and alternative accommodation arrangements will be required for these students.
The Toronto Catholic School Board has indicated that children from the townhouse development could be accommodated at Holy Child Catholic School (JK-8) and Marian Academy Catholic Secondary School (9-OAC) in permanent facilities.
The comments of Toronto Fire Services, Toronto Hydro and Canada Post to be addressed through site plan approval.
The Urban Design section of the Urban Planning and Development Services Department notes that a landscape plan has not yet been submitted on the townhouse proposal. On the nursing home plan, there is a small encroachment of a rear patio in the 10 m building setback from the top-of-bank; staff would like to see enhanced landscaping along the boundaries with the townhouses and the City park to the east.
During the review of this proposal, the applicant responded to a suggestion from the Ministry of Health to change the location of the receiving/loading area from the rear corner to the side of the building. That revised location brings the loading area closer to the front of the building, closer to the adjacent townhouses and is more difficult to mask with any landscape treatment. Staff do not support the revision.
Community Meeting:
On June 1, 1999, a community meeting was attended by five area residents. The only concern expressed was about traffic; however this was more related to the area residents' opposition to the Morningstar Bridge.
Other Considerations:
Hullmark Developments Limited paid the application fee for the 63 townhouse proposal under protest. The City's application fees are based on building area(s). Since previous approval had been given for 42 townhouses and 275 apartments, Hullmark feels that credit should be given for that portion of the fee. Staff indicated that credit is given for previous contributions toward parkland or development charges but does not apply to application fees. Application fees are charged to offset the City's costs in relation to processing development applications. The City's costs for processing applications do not change as a result of previous approvals. We do not recommend support of the requested credit.
Conclusions:
These proposals represent a significant decrease in density from the combination of apartments and townhouses previously approved on this site. The introduction of a long term care facility (nursing home) is compatible with surrounding residential and open space land uses.
Conditions to Approval:
(1) The amending by-laws shall confirm the existing Sixth Density Residential (R6) zoning on the site and restrict development on Parcel 'A' to a maximum of 63 townhouses, and on Parcel 'B' to a 3-storey, 8185 mē, long term care facility. The by-laws would incorporate site specific provisions addressing matters including: floor space index; setbacks; and, landscaped open space.
(2) Further detailed consideration of the proposals under Site Plan Control to include:
(1) Signing of Site Control Agreements and payment of the necessary fees associated with the preparation, execution and registration of same.
(2) Submission of proposed service connection plans and applications.
(3) Submission of stormwater management reports, grading plans and construction management plans to the satisfaction of the Technical Services Division of the Works and Emergency Services Department.
(4) Provision of on-site services, including storage of waste and recyclable materials, the treatment and provision of stormwater management facilities (including payment of stormwater quality cash-in-lieu, if required), and the posting of adequate bonding to ensure completion of the grading and services, and compliance with the construction management plans to the satisfaction of the Technical Services Division of the Works and Emergency Services Department.
(5) Driveways, sidewalks and curbs are to be constructed to City standards with sidewalks through the proposed driveways.
(6) Leisureworld is to pay $1400 to the City for recycling equipment.
(7) Hullmark is to pay $680 to the City for blue and gray boxes for curbside pickup.
(8) On Parcel 'B', submission of a revised site plan and landscape plan addressing the comments of the Technical Services Division of Works and Emergency Services and of the Urban Design Section of Urban Planning and Development Services and submission of landscape cost estimate and adequate financial guarantees to ensure completion of the works.
(9) On Parcel 'A', submission of a revised site plan addressing the comments of the Technical Services Division of the Works and Emergency Services Department; submission of a landscape plan, cost estimate and financial guarantee to ensure completion of the approved works.
(10) Confirmation that the final site plans meet Fire Services requirements.
(11) Confirmation that the applicants have satisfied Toronto Hydro requirements.
(12) Confirmation that the applicants have satisfied Canada Post requirements.
(13) Confirmation that the applicants have satisfied Parks Services requirements.
(14) Confirmation that the applicants have satisfied Toronto Region Conservation Authority requirements.
(15) Payment of the applicable development charges in effect at the time of building permit issuance.
(16) Confirmation that the site meets barrier free access requirements.
Contact Name:
Ed Murphy, Senior Planner, Community Planning, West District,
Tel: (416) 394-8234; Fax: (416)394-6063.
The Etobicoke Community Council also submits the following communication (July 14, 1999) from Hullmark Developments Ltd.:
We have received and reviewed the staff report in respect to the above referenced application, and would advise as follows;
Hullmark accepts all of the recommendations applicable to Parcel "A" save and except to condition (15) on page six (6) of the report, and recommendation 3 (three), on page one (1) of the report.
In respect of those two items, Hullmark would appreciate an opportunity to make further submissions prior to building permit application.
Hullmark is also the owner of Parcel "B" and paid the application fee. Hullmark will rely on the proposed user, Leisureworld, to comment on the recommendation in respect thereto.
The writer will be attending the meeting and would be pleased to answer any questions Community Council Members deem necessary.
(A copy of Exhibits Nos. 3 and 5, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting of July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
Insert Table/Map No. 1
Community Planning West District
Insert Table/Map No. 2
Community Planning West District
Insert Table/Map No. 3
Community Planning West District
9
Appeal of Committee of Adjustment Decisions
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following reports (June 29, 1999) and (July 8, 1999) from the Director, Community Planning, West District:
The Etobicoke Community Council submits the following report (June 29, 1999) from the Director, Community Planning, West District:
Purpose:
To advise Etobicoke Community Council of Committee of Adjustment Decisions which have been appealed to the Ontario Municipal Board and to recommend whether legal and staff representation is warranted.
Funding Sources, Financial Implications and Impact Statement:
There are no financial implications.
Recommendation:
It is recommended that:
(1) Legal and staff representation not be provided for the appeal regarding 1225 Royal York Road.
(2) Legal and staff representation be provided for the appeal regarding 36 White Oak Boulevard.
Comments:
The applications and appeals are summarized as follows:
(i) Address: 1225 Royal York Road
Ward: Kingsway - Humber
Application No. A-102/99ET
Applicant: Susan and Arnaldo Rodrigues
Appellants: R. Brugnerotto, B. King and A. Maziarczyk
Hearing Date: To be determined by the OMB
Application: The property is located on the east side of Royal York Road and is occupied by a one-storey and partial two-storey detached dwelling. The north side yard lot line abuts the rear yard of four properties which front on Colwood Road.
The applicant is seeking permission to construct a second storey addition over the rear one-storey portion of the dwelling. The existing and proposed dwelling depth would be 23.25 m (76 ft.). The Zoning Code permits a maximum dwelling depth of 16.5 m (54 ft) measured from the required front yard.
Decision of Committee of Adjustment: Approved
Comments: The second storey addition is proposed over the existing one-storey portion of the building and no significant impacts have been identified. Staff have not identified a planning issue that would warrant legal representation.
(ii) Address: 36 White Oak Boulevard
Ward: Kingsway-Humber
Application No. A-111/99ET
Applicant: Mark Howard and Janet Ann Gillespie
Appellant: Allan and Georgea Waffle
Hearing Date: To be determined by the OMB
Application: The property is currently occupied by an existing single family detached dwelling and detached two-car garage. The applicant proposes to demolish the existing detached garage and construct a new two-car detached garage and construct a rear two-storey addition onto the existing dwelling.
Decision of Committee of Adjustment: Approved
Comments: The variances relate to the maximum gross floor area (Zoning Code permits 245.7 mē, applicant proposes 307.5 mē), side yard setbacks (Zoning Code requires 0.9 m, applicant proposes 0.45 m), side yard setback for minor projections (Zoning Code requires 0.4 m, applicant proposes 0 m), and reduced side yard setbacks for the detached garage (Zoning Code requires 0.4 m for the structure and 0.15 m for minor projections, applicant proposes 0.3 m and 0 m respectively). Given the new construction involved, staff advised the Committee of Adjustment that the application should be revised to be more in accordance with Zoning Code requirements. Legal and staff representation should therefore be provided for the hearing.
Conclusion:
The appeals regarding 36 White Oak Boulevard involve substantive planning issues and warrants legal and staff representation. The appeal regarding 1225 Royal York Road does not involve substantive planning issues, and does not warrant legal and staff representation at the Ontario Municipal Board.
Contact Name:
Allen Appleby, Manager, Community Planning, West District
Tel: (416) 394-8216; Fax: (416) 394-6063.
The Etobicoke Community Council also submits the following report (July 8, 1999) from the Director of Community Planning, West District:
Purpose:
To advise Etobicoke Community Council of Committee of Adjustment Decision which has been appealed to the Ontario Municipal Board and to recommend whether legal and staff representation is warranted.
Funding Sources, Financial Implications and Impact Statement:
There are no financial implications.
Recommendation:
It is recommended that Legal and staff representation not be provided for the appeal regarding 150 Park Lawn Road.
Comments:
The application and appeal is summarized as follows:
(i) Address: 150 Park Lawn Road
Ward: Lakeshore-Queensway
Application No. A-239/99ET
Applicant: Mohinder Kahlon and Randir Kahlon
Appellants: Mohinder Kahlon and Randir Kahlon
Hearing Date: To be determined by the OMB
Application: The property is located on the west side of Park Lawn Road, just south of The Queensway and is occupied by a one-storey detached dwelling with an attached single car garage.
The applicant proposes to demolish all existing structures and redevelop the land as the site of a three-storey, 36-room, motel building. The motel building will not contain a beverage room, cocktail lounge and/or tavern.
Decision of Committee of Adjustment: Refused
Comments: The variances relate to a minimum side yard condition at the south property line (Zoning Code requires 5 m, applicant proposes 1.2 m), front yard landscape strip and parking area setbacks for a minor portion of the site (Zoning Code requires 4.5 m, applicant proposes 1.6 m). The requested variances are minor in nature and are consistent with an application for site plan control approval which is currently being processed by staff. Staff have not identified a planning issue that would warrant legal representation.
Conclusion:
The appeal regarding 150 Park Lawn Road does not involve substantive planning issues, and does not warrant legal and staff representation at the Ontario Municipal Board.
Contact Name:
Paulo Stellato, MCIP, RPP, Community Planning, West District
Tel: (416) 394-6004; Fax: (416) 394-6063
10
Naming of Private Lane - Brownstone Lane
(Kingsway-Humber)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 8, 1999) from the City Surveyor, Technical Services Division:
Purpose:
This report recommends that the private lane at the townhouse development at 4179 to 4185 Dundas Street West be named "Brownstone Lane".
Funding Sources, Financial Implications and Impact Statement:
The estimated costs of $100.00 are to be paid by the applicant.
Recommendations:
(1) That the private lane at the townhouse development at 4179 to 4185 Dundas Street West be named "Brownstone Lane";
(2) That Zanini Developments Incorporated be required to pay the costs, estimated to be in the amount of $100.00, for the fabrication and installation of the appropriate signage; and
(3) That the appropriate City officials be authorized and directed to take the necessary action to give effect to, including the introduction in Council of any Bills that may be required.
Background:
I have a request from Irene Catsibris of Zanini Developments Incorporated (55 Fieldway Road, Etobicoke, On M8Z 3L4) to name the private lane for the new townhouse development at 4179 to 4185 Dundas Street West. The development is situated on the south side of Dundas Street West between Earlington Avenue and Prince Edward Drive North. The name "Brownstone" is in reference to the masonry material used in buildings.
Comments:
The proposed name has been circulated to Councillor Mario Giansante, Councillor Gloria Lindsay Luby, Toronto Planning and Fire Services for comment. The name has the support of Councillor Mario Giansante, Councillor Gloria Lindsay Luby and Toronto Planning. Fire Services does not support the name because it is too similar to Branstone Road in York District and Ranstone Gardens in Scarborough District.
Conclusions:
The proposed name is generally acceptable, not duplicated in the City of Toronto and should be approved for the private lane at the new townhouse development at 4179 to 4185 Dundas Street West.
Contact Name:
Desmond Christopher
Telephone: (416)392-1831; Fax: (416)392-0081
E-mail: dchristo@toronto.ca
11
Implementation of Various Traffic and Parking Regulations:
Waterfront Drive (Lakeshore-Queensway)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 15, 1999) from the Director, Transportation Services, District 2:
Purpose:
To propose the implementation of various traffic and parking regulations on Waterfront Drive.
Funding Sources:
The funds associated with the installation of regulatory signs are contained in the Transportation Services Division's Operating Budget.
Recommendations:
It is recommended that:
(1) parking be prohibited anytime on the north side of Waterfront Drive between Palace Pier Court and a point 250.0 metres west thereof;
(2) parking be prohibited on the south side of Waterfront Drive between Palace Pier Court and a point 486.0 metres west thereof;
(3) parking be prohibited on both sides of Waterfront Drive between Lake Shore Boulevard West and a point 261.0 metres south-east thereof;
(4) Waterfront Drive be designated a one-way street westbound between Palace Pier Court and a point 180.0 metres west thereof;
(5) a stop sign be erected on Waterfront Drive, east of the turning basin; and
(6) the appropriate City Officials be requested to take whatever action is necessary to give effect to the foregoing, including the introduction in Council of any bills that may be required.
Background:
Waterfront Drive is a newly constructed roadway south of Lake Shore Boulevard West between Palace Pier Court and the south approach of the intersection of Lake Shore Boulevard West and Park Lawn Road. A map of the area is Attachment No. 1.
This street was constructed as part of the Humber Bay Shores Development on the south side of Lake Shore Boulevard West between Palace Pier Court and Park Lawn Road. The road provides access to Humber Bay Park East located on the south side of Waterfront Drive.
Comments:
Waterfront Drive, between Palace Pier Court and a point 180.0 metres west thereof (to the east limit of the turning basin) was designed for a one-way street operation for westbound traffic. The width of this section of roadway is only 6.0 metres. Given this narrow width, parking must be prohibited on both sides in order not to impede the flow of traffic in this area. Also, parking must be prohibited in the turning basin in order to provide for an adequate turning radius for eastbound vehicles.
The side of the roadway that a park fronts onto is typically signed a No Parking Anytime area. This prohibition addresses the issue of pedestrians walking out from parked vehicles when exiting the park.
Parking must also be prohibited on both sides of the section of Waterfront Drive between Lake Shore Boulevard West and a point 261.0 metres south and east thereof given that the majority of this section of roadway is in a curve alignment; therefore, driver sight lines would be restricted if parking was permitted in this area. Furthermore, the turning radius for Toronto Transit Commission buses exiting the bus loop located on the west side of Waterfront Drive, south of Lake Shore Boulevard West, would be negatively affected if parking was permitted on this section of Waterfront Drive.
With respect to traffic control on Waterfront Drive and as aforementioned, the section of Waterfront Drive between Palace Pier Court and the turning basin was designed for one-way (westbound) traffic only. In order to establish right-of-way at the turning basin, a stop control should be installed on Waterfront Drive, east of the turning basin (Waterfront Drive).
Conclusions:
The introduction of the aforementioned parking prohibitions on Waterfront Drive will address the issues of pedestrian safety; and unimpeded sight lines and traffic flow.
The designation of Waterfront Drive as a one-way street westbound, between Palace Pier Court and the turning basin, is imperative given the narrow width of this roadway and in order to effectively manage traffic in the area. The introduction of a stop control at the west limit of this one-way section of roadway, east of the turning basin, will establish right-of-way at this location.
Contact Name:
Mark Hargot, Supervisor, Traffic Engineering - District 2
(416)394-8453; Fax (416)394-8942.
(A copy of Attachment No. 1, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting on July 15, 1999, and a copy is on file in the office of the City Clerk.)
12
Fire Route - 186 Kingsview Boulevard (Kingsway-Humber)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 8, 1999) from the City Clerk:
Purpose:
To obtain Council approval for the enactment of the appropriate by-law to allow the construction and maintenance of a fire route at the following location:
186 Kingsview Boulevard
Funding Sources, Financial Implications and Impact Statement:
The property owner is required to pay the cost for the installation of the fire route signs, by the Works Department, in addition to any signs that may require replacing, in the future.
Recommendations:
It is recommended that:
(1) Chapter 134-20 of the Etobicoke Municipal Code be amended by adding the following location to Schedule 'B', "Lands Upon Which Fire Routes Are to be Constructed and Maintained":
186 Kingsview Boulevard; and
(2) the appropriate by-law be enacted by City Council.
Background:
On April 8, 1975, "An Act respecting the Borough of Etobicoke" received Royal Assent. A portion of the Act, Section 2, allows the Corporation to pass by-laws regulating and designating fire routes.
Each property requires the enactment of two by-laws: (1) to allow the Works and Emergency Services Department to install and maintain the required number of fire route signs on each property, and (2) to allow appropriate officials to tag and/or remove vehicles illegally parked within the designated fire route area.
In instances when changes have been made to a property, such as additions to existing buildings, the construction of additional new buildings on the site or revisions to the parking areas, it is necessary to amend the designating fire route by-law.
Comments:
It is appropriate for Etobicoke Community Council to authorize the enactment of this by-law. Similar by-laws will be presented to Community Council on an ongoing basis. As all former area municipalities have different procedures for processing fire routes, revisions to Etobicoke's existing procedures may be amended in the future.
Conclusions:
In keeping with the Fire Department's regulations, it is appropriate to enact this by-law to provide for the construction and maintenance of fire routes and to allow the By-Law Enforcement Officers to tag vehicles that are illegally parked in fire route zones.
Contact Name:
Vicki Tytaneck, Manager, Legislative Services
Tel: (416) 394-8080
13
By-law to Stop-Close, and Sell Part of the
Mill Road Road Allowance (Markland-Centennial)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council reports that pursuant to Clause No. 17 of Report No. 7 of The Etobicoke Community Council, as adopted by Council on June 9, 10 and 11, 1999, notice of the public hearing held by the Community Council on July 15, 1999, with respect to the proposed by-law to stop up and close a portion of the Mill Road road allowance and to authorize the sale thereof to the abutting owner, was published in the Etobicoke Guardian Newspaper on June 23 and 30, July 7 and 14, 1999, and that no one appeared at the public hearing on July 15, 1999, to address the Community Council.
The Etobicoke Community Council recommends that as the requirements of the Municipal Act have been fulfilled and no evidence has been presented to the Community Council to persuade it that the proposed by-law should not be enacted, the report (June 25, 1999) from the Chief Administrative Officer and Acting Commissioner of Corporate Services, be adopted and the by-law to stop up and close a portion of the Mill Road road allowance and to authorize the sale thereof to the abutting owner in the form of the following draft by-law, be enacted by Council:
The Etobicoke Community Council submits the following report (June 25, 1999) from the Chief Administrative Officer and Acting Commissioner of Corporate Services:
Purpose:
To enact a by-law to stop-up, close, and sell part of the Mill Road road allowance adjacent to 339 Markland Drive.
Financial Implications:
The City will receive revenue in the amount of $38,000.00 from the sale of these lands.
Recommendations:
It is recommended that:
(1) a by-law in the form of the attached draft to stop-up close, and sell part of Mill Road be enacted, subject to the appropriate legal description being inserted in section 1 of the attached draft following the deposit of the necessary reference plan in the appropriate Land Registry office;
(2) the portion of the Mill Road road allowance, shown hatched on the attached plan, measuring approximately 6.10 metres (20 feet) x 36.58 metres (120 feet) subject to survey, be sold to the abutting owner at 339 Markland Drive, subject to the reservation of any necessary easements for municipal services or public utilities, at a price of $38,000.00; and
(3) the appropriate City officials be authorized and directed to take the necessary action to give effect thereto.
Background:
The abutting owner at 339 Markland Drive has requested that the City take the steps necessary to sell a 6.10 m (20 feet) wide by 36.58 m (120 feet) deep portion of the road immediately to the west so that it can be assembled with his property to allow for an addition onto his house.
City Council at its meeting on June 9, 10 and 11, 1999, adopted Clause 17 in Report No. 7 of the Etobicoke Community Council thereby declaring the property surplus to municipal requirements and authorizing staff to initiate the process to stop-up, close, and sell the subject portion of road allowance.
Comments:
The subject property forms part of the Mill Road road allowance. In this location the road allowance has a width of 26.21 m (86 feet). Transportation staff have confirmed that a standard width of 20.12 m (66 feet) would suffice in this location for any potential future transportation needs as shown on the attached plan. There is a sewer pumping station located along the westerly portion of the road allowance and storm and sanitary sewers run down the middle of the road such that it could not feasibly be developed as a building lot. The road ostensibly leads to the Markland Woods Golf Course, however, the road is not used for access by the golf course and there is a fence at the south limit of the road.
The owner to the west, at 335 Markland Drive, is not interested in buying any part of the road.
A poll was taken to determine if there exists any municipal interest in retaining this property and no interest was expressed in this parcel of land. There is a water main along the east side of the road and an easement will be reserved for this purpose.
An appraisal was completed by John Regina and Associates indicating a price of $38,000.00, which the abutting owner has agreed to pay.
The sale will be on the following basis:
Price: $38,000.00
Terms: Cash or certified cheque
Closing: Within sixty days of approval
Condition: "As-is" basis
Easements: To be reserved for any municipal services or public utilities
Other: Subject to the usual adjustments on closing.
Conclusion:
It is recommended that a by-law to stop-up, close, and sell the surplus portion of road allowance be approved. Once the required survey plan is registered, the appropriate Parts can be included in the by-law for enactment by Council.
Contact Name:
Francois (Frank) G. Bedard, Manager, Realty Services, Etobicoke-York Districts
Telephone: (416) 392-1256; Fax No.: (416) 392-1880 (ecc99108.wpd)
--------
Authority: Etobicoke Community Council
Report No. ( ), as adopted
by Council on , 1999
CITY OF TORONTO
Bill No.
BY-LAW No. -1999
To stop up and close a portion of the public highway
Mill Road, west of 339 Markland Drive,
and to authorize the sale thereof
WHEREAS it is recommended that a portion of the public highway Mill Road, west of 339 Markland Drive, be stopped up and closed as a public highway and be sold on terms and conditions to be determined by Council;
AND WHEREAS notice of the proposed by-law to stop up and close the said portion of public highway and to authorize the sale thereof was published in the Etobicoke Guardian on June 23, June 30, July 7 and July 14, 1999;
The Council of the City of Toronto HEREBY ENACTS as follows:
1. The portion of the public highway Mill Road, west of 339 Markland Drive, described as follows:
In the City of Toronto (formerly the City of Etobicoke) and Province of Ontario, being composed of
is hereby stopped up and closed as a public highway.
2. The soil and freehold of the portion of public highway stopped up and closed by Section 1 of this By-law shall be sold on terms and conditions to be determined by Council.
ENACTED AND PASSED this day of , A.D. 1999.
MEL LASTMAN, NOVINA WONG,
Mayor City Clerk
14
By-Law Stop-Close, and Sell Part of the Lane east of
Cordova Avenue, at the rear of 4879 to 4895 Dundas Street West,
between Parts 1 and 2 on Plan 64R-7692 (Kingsway-Humber)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council reports that pursuant to Clause No. 16 of Report No. 7 of The Etobicoke Community Council, as adopted by Council on June 9, 10 and 11, 1999, notice of the public hearing held by the Community Council on July 15, 1999, with respect to the proposed by-law to stop up and close a portion of the lane east of Cordova Avenue, at the rear of 4879 to 4895 Dundas Street West, between Parts 1 & 2, Plan 64R-7692 and to authorize the sale thereof to the abutting owner/s, was published in the Etobicoke Guardian Newspaper on June 23 and 30, July 7 and 14, 1999, and that no one appeared at the public hearing on July 15, 1999, to address the Community Council.
The Etobicoke Community Council recommends that as the requirements of the Municipal Act have been fulfilled and no evidence has been presented to the Community Council to persuade it that the proposed by-law should not be enacted, that the report (July 5, 1999) from the Chief Administrative Officer and Acting Commissioner of Corporate Services, be adopted and the by-law to stop up and close a portion of the lane east of Cordova Avenue, at the rear of 4879 to 4895 Dundas Street West, between Parts 1 & 2, Plan 64R-7692 and to authorize the sale thereof to the abutting owner in the form of the following draft by-law, be enacted by Council following Council's approval of the sale terms for the said portion of lane:
The Etobicoke Community Council submits the following report (July 5, 1999) from the Chief Administrative Officer and Acting Commissioner of Corporate Services:
Purpose:
To defer enactment of a by-law to stop-up, close, and sell part of the lane east of Cordova Avenue lying between Parts 1 and 2 on Plan 64R-7692.
Financial Implications:
The City will receive revenue from the eventual sale of these lands.
Recommendations:
It is recommended that:
(1) enactment of a by-law to stop-up, close, and sell part of the lane at the rear of 4875 to 4895 Dundas Street West be deferred pending the conclusion of negotiations with the abutting owners;
(2) staff report back in due course with regards to negotiations of the price, terms, and conditions of sale for the portion of lane to the east of Cordova Avenue, lying between Parts 1 and 2 on Plan 64R-7692, at the rear of 4879 to 4895 Dundas Street West, shown hatched on the attached plan, measuring approximately 6.10 m (20 feet) x 53.58 m (175.79 feet), which is to be sold to the abutting owner/s, subject to the reservation of any necessary easements for municipal services or public utilities;
(3) a by-law in the form of the attached draft be enacted following Council's approval of the sale terms for the said portion of lane, subject to the appropriate legal description being inserted in Section 1 of the attached draft following the deposit of the necessary reference plan in the appropriate Land Registry Office; and
(4) the appropriate City officials be authorized and directed to take the necessary action to give effect thereto.
Background:
The abutting owner at 4879 to 4895 Dundas Street West has requested that the City take the steps necessary to sell the portion of the lane lying between Parts 1 and 2 on Plan 64R-7692 so that it can be assembled with his property which abuts to the north and south of the subject portion of the lane.
City Council at its meeting on June 9, 10 and 11, 1999 adopted Clause 16 in Report No. 7 of the Etobicoke Community Council thereby declaring the property surplus to municipal requirements and authorizing staff to initiate the process to stop-up, close, and sell the subject portion of lane.
Comments:
The subject property measures approximately 6.10 m (20 feet) x 53.58 m (175.79 feet) and according to the Manager, Traffic Planning, it accommodates vehicular access exclusively to the properties at 4879 to 4895 Dundas Street West which are under common ownership. The land could be assembled with the adjoining property to consolidate holdings.
A poll was taken to determine if there exists any municipal interest in retaining this property and no interest was expressed in this parcel of land. The Manager, Traffic Planning, has advised that this portion of the lane provides no vehicular access benefit to the area, and will not serve any long-term strategic purpose from a traffic planning perspective.
Negotiations are underway with the abutting owner/s regarding the price, terms, and conditions of sale and staff will report back in due course.
The necessary public notice was published in the local newspaper for four consecutive weeks pursuant to Municipal Act requirements. The forum for any objections to the proposed closure is the Community Council.
Conclusion:
The property is not required for municipal purposes and should be sold to the abutting owner/s for assembly with their adjacent holdings.
It is recommended that enactment of a by-law to stop-up, close, and sell the surplus portion of lane be deferred. Staff will report back in due course with regards to the recommended price, terms, and conditions, at which time a by-law can be submitted for enactment by Council.
Contact Name:
Francois (Frank) G. Bedard, Manager, Realty Services, Etobicoke-York Districts
Telephone: (416) 392-1256; Fax No.: (416) 392-1880 (ecc99111.wpd)
--------
Authority: Etobicoke Community Council
Report No. ( ), as adopted
by Council on , 1999
CITY OF TORONTO
Bill No.
BY-LAW No. -1999
To stop up and close a portion of the public lane east of Cordova Avenue,
at the rear of 4879 to 4895 Dundas Street West,
and to authorize the sale thereof
WHEREAS it is recommended that a portion of the public lane east of Cordova Avenue, at the rear of 4879 to 4895 Dundas Street West, be stopped up and closed as a public lane and be sold on terms and conditions to be determined by Council;
AND WHEREAS notice of the proposed by-law to stop up and close the said portion of public lane and to authorize the sale thereof was published in the Etobicoke Guardian on June 23, June 30, July 7 and July 14, 1999;
The Council of the City of Toronto HEREBY ENACTS as follows:
1. The portion of the public lane east of Cordova Avenue, at the rear of 4879 to 4895 Dundas Street West, described as follows:
In the City of Toronto (formerly the City of Etobicoke) and Province of Ontario, being composed of
is hereby stopped up and closed as a public lane.
2. The soil and freehold of the portion of public lane stopped up and closed by Section 1 of this By-law shall be sold on terms and conditions to be determined by Council.
ENACTED AND PASSED this day of , A.D. 1999.
MEL LASTMAN, NOVINA WONG,
Mayor City Clerk
15
By-law to Stop-Close, and Sell Part of the Government Road
Road Allowance (Kingsway-Humber)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council reports that pursuant to Clause No. 15 of Report No. 7 of The Etobicoke Community Council, as adopted by Council on June 9, 10 and 11, 1999, notice of the public hearing held by the Community Council on July 15, 1999, with respect to the proposed by-law to stop up and close a portion of the Government Road road allowance adjacent to 43 Mill Cove and to authorize the sale thereof to the abutting owner, was published in the Etobicoke Guardian Newspaper on June 23 and 30, July 7 and 14, 1999, and that no one appeared at the public hearing on July 15, 1999, to address the Community Council.
The Etobicoke Community Council recommends that as the requirements of the Municipal Act have been fulfilled and no evidence has been presented to the Community Council to persuade it that the proposed by-law should not be enacted, that the report (July 5, 1999) from the Chief Administrative Officer and Acting Commissioner of Corporate Services, be adopted and the by-law to stop up and close a portion of the Government Road road allowance adjacent to 43 Mill Cove and to authorize the sale thereof to the abutting owner in the form of the following draft by-law, be enacted by Council following Council's approval of the sale terms for the said portion of road allowance.
The Etobicoke Community Council submits the following report (July 5, 1999) from the Chief Administrative Officer and Acting Commissioner of Corporate Services:
Purpose:
To defer enactment of a by-law to stop-up, close, and sell part of the Government Road road allowance adjacent to 43 Mill Cove.
Financial Implications:
The City will receive revenue from the eventual sale of these lands.
Recommendations:
It is recommended that:
(1) enactment of a by-law to stop-up, close, and sell part of the Government Road road allowance be deferred pending the conclusion of negotiations with the abutting owners;
(2) staff report back in due course with regards to negotiations of the price, terms, and conditions of the sale of the portion of the Government Road road allowance, shown cross-hatched on the attached plan, which is to be sold to the abutting owner at 43 Mill Cove, subject to the reservation of any necessary easements for municipal services or public utilities, and the balance of the land shown hatched on the attached plan to be conveyed to the Toronto Region Conservation Authority for a nominal sum of $1.00, subject to the reservation of any necessary easements;
(3) a by-law in the form of the attached draft be enacted following Council's approval of the sale terms for the said portion of road allowance, subject to the appropriate legal description being inserted in Section 1 of the attached draft following the deposit of the necessary reference plan in the appropriate Land Registry Office; and
(4) the appropriate City officials be authorized and directed to take the necessary action to give effect thereto.
Background:
The abutting owner at 43 Mill Cove has requested that the City take the steps necessary to sell part of the adjacent unused road allowance so that it can be assembled with his property to allow for an addition to be built onto the existing house. He is only interested in acquiring a triangular portion of the unused road in order to effectively square off his irregular-shaped lot.
City Council at its meeting on June 9, 10 and 11, 1999, adopted Clause No. 15 contained in Report No. 7 of The Etobicoke Community Council thereby declaring the property surplus to municipal requirements and authorizing staff to initiate the process to stop-up, close, and sell the subject portion of road allowance.
Comments:
The subject property is part of the untravelled road allowance for Government Road. The abutting owner to the south sat 43 Mill Cove has been utilizing the land for several years as additional sideyard without any formal agreement with the City.
The land to the north is owned by the Toronto & Region Conservation Authority. To the east of the site is a very steep embankment leading down to the Humber River Valley. Due to the setback required as a result of the steep embankment, the unused road allowance could not be developed as an independent building lot.
A poll was taken to determine if there exists any municipal interest in retaining this property and no interest was expressed in this parcel of land. Easements may be required to be reserved for existing municipal services. Works staff have advised that the property may be encumbered by the foundations of an abandoned sanitary sewer pumping house including an overflow sewer for which they have no record of their removal.
Negotiations are underway with the abutting owner regarding the price, terms, and conditions of sale and staff will report back in due course.
The necessary public notice was published in the local newspaper for four consecutive weeks pursuant to Municipal Act requirements. The forum for any objections to the proposed closure is the Community Council.
Conclusion:
The property is not required for municipal purposes and should be sold to the abutting owner. The balance of the land not required to square off the lot at 43 Mill Cove will be offered to the Toronto and Region Conservation Authority to add to their holdings.
It is recommended that a by-law to stop-up, close, and sell the surplus portion of road allowance be deferred. Once the required survey plan is registered, the appropriate Parts can be included in the by-law for enactment by Council.
Contact Name:
Francois (Frank) G. Bedard, Manager, Realty Services, Etobicoke-York Districts
Telephone: (416) 392-1256; Fax No. (416) 392-1880 (ecc99112.wpd)
--------
Authority: Etobicoke Community Council
Report No. ( ), as adopted
by Council on , 1999
CITY OF TORONTO
Bill No.
BY-LAW No. -1999
To stop up and close a portion of the public highway
Government Road, north of 43 Mill Cove,
and to authorize the sale thereof
WHEREAS it is recommended that a portion of the public highway Government Road, north of 43 Mill Cove, be stopped up and closed as a public highway and be sold on terms and conditions to be determined by Council;
AND WHEREAS notice of the proposed by-law to stop up and close the said portion of public highway and to authorize the sale thereof was published in the Etobicoke Guardian on June 23, June 30, July 7 and July 14, 1999;
The Council of the City of Toronto HEREBY ENACTS as follows:
1. The portion of the public highway Government Road, north of 43 Mill Cove, described as follows:
In the City of Toronto (formerly the City of Etobicoke) and Province of Ontario, being composed of
is hereby stopped up and closed as a public highway.
2. The soil and freehold of the portion of public highway stopped up and closed by Section 1 of this By-law shall be sold on terms and conditions to be determined by Council.
ENACTED AND PASSED this day of , A.D. 1999.
MEL LASTMAN, NOVINA WONG,
Mayor City Clerk
16
Centennial Park Golf Course (Markland-Centennial)
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (July 7, 1999) from the Commissioner, Economic Development, Culture and Tourism:
Purpose:
To advise Chair and Members of Etobicoke Community Council that Mr. Robert Labbett, President, Centennial Park Golf Centre plans to build an additional 9-hole course within the sub-leased area of his leased land at 550 Centennial Park Boulevard, Etobicoke, and that immediate construction of this addition will allow an opening of the new 9 holes on or about July 1, 2000.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required for this project. Revenue enhancements to the City through the existing lease arrangement with Centennial Park Golf Centre (20 year lease term, commenced December 1, 1995) are anticipated to be $40,000-55,000 annually based on a first full playing season in year 2001 (see Attachment No. 1). Centennial Park Golf Centre will pay the entire capital cost of this addition to their existing facility.
Recommendation:
It is recommended that:
(1) the proposal to develop an additional 9-hole golf course at Centennial Park Golf Centre (see Attachment No. 1) on existing sub-leased land be approved and;
(2) the appropriate City officials be authorized to take all steps necessary to implement any amendments to the Centennial Park Golf Centre lease as set out herein.
Background:
Centennial Park Golf Centre has been a successful operation since its opening in 1987. During this time, the citizens of Etobicoke and surrounding communities have enjoyed quality and affordable golf services and amenities. Currently operating at full capacity, Golf Centre ownership is prepared to expand into the corridor of leased land adjacent to the existing 18-hole facility in order to alleviate traffic flow and long waiting times for its clients.
When the original 18-hole course was built, the proponent chose not to build in the Transportation Corridor (see Attachment No. 2), the parcel of land running east to west across and within the top of the leased land boundary. This parcel of land is designated as a multi-use transportation and utility corridor under the Lease and may be reclaimed, without compensation, by the Landlord (Province of Ontario).
This land was part of the original lease from the Province of Ontario to the former City of Etobicoke, and was included as part of the area designated within Centennial Park for golf and golf related activities.
The proponent has learned that this area of land is no longer being considered for future transportation purposes and therefore sees the expansion onto this parcel of land as a viable solution that will benefit both the Golf Centre as well as the City of Toronto (formerly City of Etobicoke). An amendment to the current Golf Centre lease may be required within article 28.01 Transportation Corridor (pg.50) to provide Mr. Labbett with relief from the land reclamation statement within this clause (see attachment No. 3).
Conclusion:
Parks and Recreation staff view this proposal as an opportunity to continue working closely with the private sector to enhance the public's enjoyment in Centennial Park. Given that the proponent has indicated a need for 2 full growing seasons (Fall 1999 and Spring 2000) in order to commence with play on the new 9-hole course, staff are prepared to work closely with Mr. Labbett through the required stages of this proposal.
Contact Names:
Don Boyle, Director, Parks and Recreation, West District
394-5723
Derek Smith, Supervisor, Recreation and Facilities, Centennial Park
394-8755
(A copy of each of Attachments Nos. 1-3, referred to in the foregoing report, was forwarded to all Members of Council with the agenda for the Etobicoke Community Council meeting on July 15, 1999, and a copy of each is on file in the office of the City Clerk.)
17
Etobicoke Multicultural and Race Relations Committee
Appointment of Community Resource Members as Full Members
and Six-month Workplan and Budget
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The Etobicoke Community Council recommends the adoption of the following report (June 21, 1999) from the City Clerk:
Recommendations:
The Etobicoke Multicultural and Race Relations Committee at its meeting held on May 25, 1999, recommended to the Etobicoke Community Council the following:
(1) That full membership be extended to the following Community Resource Members:
- Farhia Ahmed;
- William Goursky;
- Stanley Grabowski;
- Paul Kipin; and
- Robert Koil.
(2) That the Chair of the Etobicoke Community Council and/or other Council members be invited to meet with representatives of the Etobicoke Multicultural and Race Relations Committee to:
(a) discuss local access and equity needs in Etobicoke; and
(b) strategize and plan the most effective local structure that will meet these needs.
(3) That the Etobicoke Multicultural and Race Relations Committee six-month Workplan and related budget be received for information.
Background:
The Etobicoke Multicultural and Race Relations Committee has been operating without a full complement of six citizen members since January of 1998. Four members resigned after their three-year term. Pending City Council's determination of the structure of the local/regional access and equity working groups, the Etobicoke Multicultural and Race Relations Committee wishes to maintain an adequate membership to fulfill its current mandate.
The Etobicoke Multicultural and Race Relations Committee had before it a communication (May 4, 1999) from the Chair of the Committee, recommending that:
(1) full membership be extended to interested current Community Resource Members; and
(2) the Committee develop a six-month action plan (May to October, 1999).
18
Other Items Considered by the Community Council
(City Council on July 27, 28, 29 and 30, 1999, received this Clause, for information.)
(a) Preliminary Evaluation Report - Amendments to the Etobicoke Official Plan and Zoning Code - Outlook Investments and Development Limited, 5055 Dundas Street West - File No. Z-2299 (Kingsway-Humber).
The Etobicoke Community Council reports having adopted the following report:
(June 29, 1999) from the Director of Community Planning, West District, providing preliminary comments on the processing of an application received on June 9, 1999, from Outlook Investments and Development Limited to amend the Kipling/Islington City Centre Secondary Plan and the Limited Commercial (CL) and Third Density Residential (R3) zoning of a vacant site (formerly Michael Power High School) at 5055 Dundas Street West to permit the development of three, 25-storey condominium apartment buildings containing 706 units and 49 townhouses; and recommending that:.
(1) this report be received and that the application continue to be circulated; and
(2) when a staff report is available, that a Public Meeting to consider the application be scheduled for a meeting of Community Council.
(b) Preliminary Evaluation Report - Amendments to the Etobicoke Zoning Code Shell Canada Limited (Allerton Investments Limited), 230 Lloyd Manor Road File No. Z-2259 (Markland-Centennial).
The Etobicoke Community Council reports having adopted the following report:
(June 25, 1999) from the Director of Community Planning, West District, providing preliminary comments on the processing of an application received on December 16, 1997, and recently revised and resubmitted on June 15, 1999, from Shell Canada Limited. The revised application was submitted to amend the Commercial Limited (CL) zoning of a site at 230 Lloyd Manor Road, to permit the development of a new service station with a convenience store containing 150 mē (1,615 sq. ft.) of retail floor space; and recommending that:
(1) this report be received and that the application continue to be circulated; and
(2) when a staff report is available, that a Public Meeting to consider the application be scheduled for a meeting of Community Council.
(c) New Development Applications For West District (Etobicoke).
The Etobicoke Community Council reports having received the following report:
(July 15, 1999) from the Director of Community Planning, West District providing a summary of new development applications for the West District (Etobicoke) received since June 9, 1999.
(d) Adult Entertainment Facilities - Interim Control By-Law - File No. Z-2157.
The Etobicoke Community Council reports having:
(1) received the following report;
(2) confirmed its position with respect to adult entertainment in all Commercial and Regional Open Space Zones; and
(3) requested the Urban Planning and Development Services Department to expedite preparation of its report on possible amendments to the Zoning Code in view of the pending expiry of the interim control by-law.
(July 15, 1999) from the Director of Community Planning, West District, advising Community Council of the status of the Interim Control By-law for Adult Entertainment Facilities in the former City of Etobicoke.
(e) Amendment to the Etobicoke Zoning Code - Recycle Plus Ltd., 63 Medulla Avenue File No. Z-2269 ( Lakeshore-Queensway).
The Etobicoke Community Council reports having received the following communications:
(1) (June 28, 1999) from Adam J. Brown, Brown Dryer Karol, Barristers & Solicitors, advising that, while his client group remains in opposition to an application for amendment to the Class 2 Industrial (I.C2) provisions of the Etobicoke Zoning Code to permit the operation of a recycling/waste transfer facility, including office space, within an existing 1 969.6 mē (21,202 sq.ft.) industrial building on the east side of Medulla Avenue, north of Coronet Road, in order to avoid an Ontario Municipal Board hearing they would request the implementing Site Specific Zoning By-law and Site Plan approval to include certain restrictions and conditions to ensure that the City has the legal authority to strictly enforce the proper operation of the proposed facility; and
(2) (June 29, 1999) from Mr. David Tang, Gowling, Strathy & Henderson, Barristers & Solicitors, responding in detail to the request by Mr. Adam Brown, on behalf of his client group, for the inclusion of certain restrictions and conditions in the implementing Site Specific Zoning By-law and Site Plan approval to ensure that the City has the legal authority to strictly enforce the proper operation of the proposed facility.
(f) Variances to the Etobicoke Sign By-Law.
The Etobicoke Community Council reports having concurred in the following report:
(June 16, 1999) from the City Clerk, advising Etobicoke Community Council of the decisions of the Sign Variance Advisory Committee at its meeting held on June 15, 1999; and recommending that the recommendations of the Etobicoke Sign Variance Advisory Committee with respect to the following applications for variance to the Etobicoke Sign By-law be received for information:
(1) Pharma Plus, 4890 Dundas Street West (Kingsway-Humber);
(2) Mediacom, 739 Kipling Avenue (Lakeshore-Queensway);
(3) St. Demetrius Ukrainian Orthodox Church, 3338 Lake Shore Boulevard West (Lakeshore-Queensway);
(4) Williams Coffee Pub, 197 North Queen Street (Lakeshore-Queensway);
(5) McDonald's Restaurant, 2116 Kipling Avenue (Rexdale-Thistletown); and
(6) Ultramar, 500 Brown's Line (Lakeshore-Queensway).
(g) Standing Committee Requests - Project Update.
The Etobicoke Community Council reports having received the following report:
(June 14, 1999) from the City Clerk, forwarding a copy of Clause No. 4 contained in Report No. 4 of The Audit Committee, advising all Committees that, in accordance with Council policy, all requests for Audits will be forwarded to the Audit Committee for consideration, so that the Audit Committee can prioritize such requests, giving regard to the Audit Workplan approved by Council.
(h) Amendments to the Etobicoke Zoning Code - Adanac Realty Limited, north side of Bell Manor Drive, north of Berry Road, west of Stephen Drive File No. Z-2284 (Lakeshore-Queensway).
The Etobicoke Community Council reports having:
(1) received the following report;
(2) requested that a public right-of-way be secured across the subject property through the Site Plan Approval process; and
(3) requested the Realty Services Division, Corporate Services, to report on the expropriation or purchase of lands for the continuation of the public footpath:
(June 30, 1999) from the City Solicitor responding to two issues raised by the Etobicoke Community Council at its meeting held on May 26, 1999, during its consideration of a rezoning application made by Adanac Realty Limited, specifically that the City Solicitor report back to it on the following matters:
(1) whether a public easement would exist across the subject property and the process for registering same on title;
(2) the mechanism for obtaining an easement across the property to the north, to connect to a public walkway on the subject site; or whether a public easement would exist across the northern property and the process for registering same on title; and
(3) recommending that this report be received for information.
(i) Request to Re-open Former Laneway, North of Bloor Street West between Kingsmill Road and Kings Lynn Road (Kingsway-Humber).
The Etobicoke Community Council reports having referred the following communications to the appropriate staff for report to the September meeting and the hearing of deputations on the matter at that time:
(i) (July 9, 1999) from Councillor Gloria Lindsay Luby regarding a request by Bloorhill Properties Limited to re-open the former laneway north of Bloor Street West between Kingsmill Road and Kings Lynn Road, and requesting that this matter be referred to appropriate staff for a report to the September 15, 1999 meeting of the Etobicoke Community Council.
(ii) (June 29, 1999) from Mr. Dale C. Tinkham, Bloorhill Properties Limited requesting that Etobicoke Community Council consider and approve the re-opening of a stopped-up public laneway on the north side of Bloor Street West, between Kingsmill Road and Kings Lynn Road.
(iii) (July 6, 1999) from Ms. D. J. Miller and Mr. Glenn Martin responding to correspondence from Bloorhill Properties Limited, and requesting that local residents be given opportunity to attend in deputation if and when the matter is discussed.
(iv) (July 13, 1999) from Mr. Barnet H. Kussner, Weir & Foulds advising that they have been retained by Bloorhill Properties Limited, and indicating their agreement with Councillor Lindsay Luby's request for a referral to staff for report to the September 15 meeting of the Etobicoke Community Council.
(j) Mimico Tennis Club (Lakeshore-Queensway)
The Etobicoke Community Council reports having:
(1) deferred consideration of the following communication for consideration at the September meeting, at the request of Mr. Byron Grant; and
(2) requested the Director, Parks and Recreation, West District, to submit a report to Community Council on the ownership of the Mimico Tennis Club building and any agreement with the City:
(July 12, 1999) from Mr. Byron Grant requesting opportunity to address Community Council on behalf of Mimico Tennis Club regarding the club facility.
Respectfully submitted,
MARIO GIANSANTE
Chair
Toronto, July, 15, 1999
(Report No. 10 of The Etobicoke Community Council was adopted, without amendment, by City Council on July 27, 28, 29 and 30, 1999.)